Kristin Heinemeier, Ph.D., P.E. Technical Director Brooks Energy & Sustainability Lab Texas Engineering Experiment Station Texas A&M University System San Antonio, Texas Presentation ASHRAE Alamo Chapter April 20, 2004 Building Commissioning for Improved Performance

The Brooks Energy and Sustainability Laboratory Consortium between Texas Engineering Experiment Station and the Georgia Tech Research Institute Offices located at Brooks City Base Technology Transfer in areas related to Energy and Sustainability Demonstrations, deployment, technical assistance, training, tool development No fundamental research or education Non-competitive with private sector

Continuum of Quality Control Design the best machinery possible, customers will return the ones that don’t work. Measure the widgets at the end of the assembly line, dump or fix the ones that aren’t within specified tolerance. Measure the defect rate and adjust the machine if defects are too high. Utilize quality control in the machine design stage, engage the designer to re-engineer the process, incorporate customers’ input in the machine design.

Continuum of Quality Control in Buildings Design the best building possible, hope that the owner won’t sue if it doesn’t work. Do a walkthrough of the building at the end of the construction, fix all the things that don’t work. Test the building systems throughout construction and adjust them if they don’t work. Utilize quality control in the design stage, engage the designer to incorporate lessons learned in next building, incorporate customers’ input in the construction process,.

Buildings Are Not Widgets A modern office building is VERY complex. Each building is unique…each one HAS to work. No simple metrics or “tolerances”…how do you know if it “works”? The team that designs and builds the building is very diverse, there is little feedback from operation to design. Owner desires to move in immediately. Cost competitiveness is intense.

Commissioning…of Battleships

Building Commissioning Cx is a quality oriented process for achieving, verifying, and documenting that the performance of facilities, systems, and assemblies meets defined objectives and criteria. ASHRAE Guideline 0

Commissioning Administrator The owner’s champion for quality. Manages a quality assurance process for the owner. Does not have authority to accept building or to direct contractors. Typically has the role of communicator, coordinator, documenter…

Commissioning Process Planning Design Construction Turnover Occupancy

Planning Stage Educate owner Define Cx budget Define CA scope of services Develop Cx procedures and draft Cx Plan Define Cx Team Document Owner’s Project Requirements (Performance Objectives) Develop expectations for process and communications… set the tone for Cx PLANNING Design Construction Turnover Occupancy

Design Stage Insert contractor requirements related to Cx in the Specs (included in existing divisions and/or separate division) Develop construction checklists, acceptance criteria, and test requirements Develop initial systems manual Review design at different levels of development Review specs Identify training requirements Planning DESIGN Construction Turnover Occupancy

Construction Stage Review submittals Develop inspection procedures and forms Develop test procedures and forms Convene Cx Team meetings Perform Field Installation Verification Witness/perform Operational Performance Tests Planning Design CONSTRUCTION Turnover Occupancy

Turnover Stage Witness Functional Performance Tests Deliver Systems Manual Verify training of O&M Staff Play some role in building acceptance Complete Commissioning Report Planning Design Construction TURNOVER Occupancy

Post-occupancy evaluation Lessons Learned Workshop Recommend re-commissioning schedule Inspection at 10-months (pre warranty expiration) Planning Design Construction Turnover OCCUPANCY

Benefits of Commissioning Reduces Energy Costs Reduces O&M Costs Improves the Building Improves the Design, Construction and Turnover Processes Can Reduce both Operating Costs and First Costs

Study of Costs and Benefits Funded by SECO and a San Antonio school district Side-by-side comparison of commissioned and uncommissioned schools Detailed review of both construction processes and the resulting buildings Nearing end of first year of occupancy for baseline school, and starting construction for commissioned school Results in a format usable by others

Study Findings Communication is the key! early, often, clearly-defined procedures for communication Time is your enemy! start early and be nimble and persistent Reassure everyone involved in the process about their roles every organization is different and the roles will be different

Study Findings (cont.) There are a lot of toes to step on be creative and considerate and persistent Performance Objectives should be captured and communicated early should form the basis of acceptance criteria, which should be in the spec Lessons Learned workshop from previous project would be helpful or review the one before that if the previous project is still in progress

ASHRAE Technical Committee 7.9 Research Programs ASHRAE Guideline 0: The Commissioning Process (in public comment, coordinated with NIBS) ASHRAE Guideline 1: The HVAC&R Commissioning Process (1996 & revision) ASHRAE Guideline 1.1…1.10 (proposed) Professional Development Course Liaison with USGBC/LEED

Other Organizations Building Commissioning Association (bcxa.org) NEBB, AABC Portland Energy Conservation, Inc. (peci.org) National Building Commissioning Conference (May 18-20, Atlanta)

Thank you! Questions?